Post on 22-Dec-2015
POWER NODES:
DOWNTOWNS IN THE PERIPHERY
Jim Simmons,Centre for the Study of Commercial Activity,
Ryerson University, Toronto Canada.
OUTLINE:
1.Three Stages of Commercial Structure
2.A Focus on Power Retail
3.Power Retail in Context
4.Power Nodes
5.The Implications and Future of Power Nodes
THREE STAGES OF COMMERCIAL STRUCTURE
a) Traditional Retail
Small family-owned shops
Transit-oriented
Highly competitive, but inefficient
b) Shopping Centres
Large shops, retail chains
Single ownership, anchor store
Based on spatial and sectoral monopolies
c) Power Retail
Huge stores, big box chains
Automobile access
Compete using price, selection and
brand marketing
POWER RETAIL: DEFINITIONS
Big Box Store: Retail outlets that are typically at least three of more times larger than other stores in the same retail sector, as measured by floor area. Power Centre: A cluster of three or more big box retailers with a shared parking lot, and perhaps ancillary commercial services such as coffee shops. Power Node: One power centre with additional big box stores and other power centres and malls within one kilometre radius, typically centred on a major intersection.
THE GREATER TORONTO AREA
Population, 2001 5,297,000
Population, 2009 6,114,000
Population Change 817,000
Growth Rate 15.4 per cent (2001-2009)
Income per capita $31,000 (2006)
Market Income $172.5 billion (2006)
Population bornoutside Canada 45.7 per cent (2006)
HOW BIG ARE THE POWER NODES?
The Biggest Nodes in the Greater Toronto Area
Floor Stores Big Power Shopping Growth Rate,Area* Boxes Centres Centres 2001-2010
1. 3,450,000 250 74 5 3 45.3% 2. 2,837,000 506 49 4 7 56.1 3. 2,112,000 296 40 3 4 56.4
* Floor Area in Square Feet
Type of Facility
Number Floor Area (1000s)
Share of Floor Area
Floor Area/ Store
Floor Area/ Node
Traditional Retail Strips
224 38,090 23.2% 1,586 170,000
Shopping Centres
581 88,132 53.7 4,015 151,600
Power Retail 95 30,592 18.6 12,752 322,000
TOTAL 900 164,284 100.0 3,392 174,200
Power Nodes 33 35,480 21.6 8,767 1,075,200
COMMERCIAL FACILITIES: GTA, 2010
Source: CSCA fieldwork
WHO SHOPS WHERE?(Above Average Proportions)
Traditional Retail Apartment DwellersSmall FamiliesSeniors/ RetireesTransit Users
Shopping Centres WomenYoung PeoplePeople not WorkingCustomers who Travel from Home
as Passengers
Power Retail Home OwnersMulti-Car HouseholdsMen, Middle-agedBlue Collar OccupationsCustomers who Travel from
other Retail, as Drivers
Source: Centre for the Study of Commercial Activity,using the Transportation for Tomorrow data.
THE FUTURE OF POWER NODES
The Good:Efficient (Inexpensive)Popular with young familiesAttracts retail investment
The Bad:Low DensityAutomobile-orientedWeakens existing town centresUnattractive to seniors, transit usersWeak Internal structure Poor links with community
Vulnerable?Environmental policiesHigher energy costsLand use restrictionsHigher land costsDemographic changes (aging, immigration)On-line Competition